Blackheath Westcombe · Greenwich · Greenwich and Woolwich constituency · 51.47724, 0.01380

SE3 7AF— Blackheath Westcombe, Greenwich

Location and area intelligence for SE3 7AF, Blackheath Westcombe, Greenwich

The family fortress

 

Schools 100%Safety 81/100Transport 43/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
68
Safety
81
Schools
90
Transport
43
Environment
83
Investment
49

The bottom line

SE3 7AF offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE3 7AF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.5% vs London avg
vs London crime-1.0% vs London avg

Deep-dive guides for SE3 7AF

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE3 7AF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Invicta Primary School

Good · Inspected Apr 2024 · 6 min walk

KS2: 105.0

★★

Secondary

The John Roan School

Good · Inspected Oct 2023 · 4 min walk

P8: -0.16A8: 43.6

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 16 min walk

3 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

64.1 incidents per 1,000 residents

Better than 51% of London
→ Stable

-17% vs borough

Crime by type

Other33%
Anti-social behaviour18%
Violence & sexual offences18%
Vehicle crime14%
Drug offences6%
Burglary5%
Theft4%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: East Greenwich Fire Station · 1.2km

Crime is 1% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

SE3 district median

£469,975

Based on 483 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,762/m²
Price per ft²£535/ft²
Avg floor area109.5 m²

EPC breakdown

C
4%
D
31%
E
13%

Based on 48 properties · Confidence: high

Street mix

Detached 3%Flat 97%

LHA rates — Inner South East London

Shared room£650/mo
1 bedroom£1296/mo
2 bedrooms£1550/mo
3 bedrooms£1950/mo
4 bedrooms£2625/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£273,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,909
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.2%

Total change

+554%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.2%

per year

Acceleration

-1.76

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 36 sales

Property Type Mix

Total: 36 sales

Detached2.8%
Flat/maisonette97.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£93k£223k+140.5%1.8
Post-dot-com plateau2001–2004£275k£305k+10.9%2.8
Pre-crash peak2005–2007£327k£415k+27%2
GFC & correction2008–2012£1.25m£460k-63.3%1.5
Help-to-Buy recovery2013–2016£475k£640k+34.7%1.2
Brexit uncertainty2018–2018£680k£680k+0%1
Pandemic surge2021–2021£805k£805k+0%1
Current market2024–2026£705k£605k-14.2%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Flat/maisonette+0.8% α
Local
9.6%
District
8.8%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Westcombe Park

Nearby stations

Westcombe ParkNational Rail
10 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
22 min walk
Greenwich DLR StationDLR
24 min walk
Island Gardens DLR StationDLR
25 min walk
Elverson Road DLR StationDLR
29 min walk
No bus stops within 400m

48

Walkability score

350

Footpaths (500m)

0

Santander docks (800m)

1.7 km

Nearest cycle dock

Central London commute times

London Bridge38 min ↑
Victoria53 min ↑
Waterloo46 min ↑
Canary Wharf ★33 min
City49 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

4

Car parks (800m)

4

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)17
Nearest car park328m
Santander docks (800m)0
Nearest cycle dock1.7 km

Nearby car parks

🅿️
Old Dover Road Car Park· yes
588m

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed491 Mbps
Median download447 Mbps
Superfast coverage100%
All operators 5G78%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 28.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 78% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.3 km

Energy

Solar: 857 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield857.2 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

BLACKHEATH STANDARD PMS

BLACKHEATH SURGERY, 11-13 CHARLTON ROAD, BLACKHEATH, SE3 7HB

5 min walk

81%

Recommend GP

81%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1849

Parks (1km)

3

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Royal Standard (345 m)

Nearest supermarketM&S Simply Food · 449 m
1 tennis courts3 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
943 licensed premises in borough398 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

386m

Post office

Nearby shops

Pravin Supermarket370 m
Londis417 m
N & R News432 m
Nicky's News492 m

Nearby cafes

Boulangerie Jade316 m
Mara Coffee367 m
S.O.S Coffee378 m
Brothers Bakery408 m

Nearby restaurants

Chicken Experts374 m
Sun Ya396 m
Turkish Doner Kebab486 m
Bhaiya's Kitchen521 m

Nearby pubs

The Royal Standard345 m
The Green Goddess351 m
The Vanbrugh797 m
The Princess of Wales908 m

Nearby gyms

Burn It Fitness362 m
The Pilates House414 m
Pilates Plus London738 m
Core Studio770 m

Nearby pharmacies

Blackheath Standard Pharmacy366 m
Pyramid Pharmacy535 m

Nearby health

Artisan Implants354 m
Blackheath Standard Surgery434 m
Sarah Crawford Advanced Aesthetics497 m
Borough Crown & Bridge Ltd743 m
Food hygiene (5-star)82% of 33

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

A

High street health

Registered businesses

16 VANBRUGH PARK MANAGEMENT COMPANY LIMITED
AVXSOLUTIONS LTD
DRC CONSULTING LTD
SYNERGY SPHERE CONSULTANCY LTD
THE FACTION THEATRE PRODUCTIONS LTD

+1 more

Investment

Investment grade, yield and market outlook

49

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
4.1% (average)London avg: 3.8%Above average yield
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

52.8

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,326m
Crossrail 2 route9,871m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,040 nationally

1,639

Est. population

8,231/km²

70%

Employed

71%

Degree educated

£46,400

Median income

3.8%

Claimant rate

Inner cityHigh densityYoung professionals

38

Community stability

Age profile

18%
23%
27%
19%
Under 1818%
18–3423%
35–4927%
50–6419%
65+13%

Tenure

23%
27%
41%
Own outright23%
Own (mortgage)27%
Private rent41%
Social rent9%
Rent free0%

Ethnicity

60%
20%
White British60%
White Other20%
Asian8%
Black4%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine9%
No car household38%
Unemployed4%
No qualifications6%

Housing tenure (Census 2021)

Private rent41%
Social rent9%

vs. London

Income vs London+10.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
19
Borough approval rate
64%
Opportunity area
No
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
Largest scheme
15 homes · MORDEN COLLEGE, 19, MORDEN COLLEGE, 19, ST GERMANS PLACE, MORDEN ROAD (13), SE3
Pipeline pressure
NONE

Named schemes (500m)

90, 90, Mycenae Road, Blackheath, SE3 7SE12 homes
completed
4, 4, ST JOHN'S PARK, SE310 homes
completed
6, 6, St Johns Park, SE39 homes
completed
34, 34, Vanbrugh Park, SE3 7AA6 homes
completed
9, 9, Vanbrugh Park Road West, SE32 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
11.0%
Ward turnout
54%
Election year
2026
MP
Matthew Pennycook (Labour)
MP majority
18,366
Constituency
Greenwich and Woolwich

Councillors

Mariam LolavarLabour and Co-operative Party
Leo Sean FletcherLabour and Co-operative Party
Jasmine HagaGreen

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Key facts for SE3 7AF

Full postcodeSE3 7AF
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardBlackheath Westcombe
Latitude51.477239
Longitude0.013796
Parliamentary constituencyGreenwich and Woolwich
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey